11 Ceze

property details · for a Hub House co-operative coliving project

area ✧ an end-of-the-road village actually very close to a nice little town so manages to balance a degree of isolation with connection
✦ road noise from across the river at the front of the house is quite audible but only notable at peak times; similarly trains will be notable at the back of the house as the track is just metres away, however the track will be new, the stop is 350m away so they will not be going fast, plus only pass 12 times daily, and personally I think is quite cool
✦ only absolute basics in the village, bakery, limited cornershop, and a couple of sellers at a weekly market; there's an organic goat's cheese farm a short stroll; (the cafe/bar seems to have closed)
✦ the village has an little old church that is occasionally used as a performing arts centre also offering workshops
✦ there's also a couple with 700 (board) games running a small auberge collectif (5–8 dorm beds) who could be collaborated with for game nights and possibly also local outreach

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actual shopping requires popping out, in either direction, possible by bike, bus, and in future train, with the train stop 5mins walk and under 5mins to the town, reopening 2031; until then and should it not fully reopen, the bus is adequate and driving is just 10mins so would be easy to offer pickup
✦ bus service is good during school, otherwise limited
✦ the little local town of St Ambroix is quite presentable with a good market, restos and some cafes etc, but not lively except for market days

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there's a path over the hill (1h15 walk) to the little town past a castle, and 2 other paths out of the village in different directions and all can form loops together for decent variety
✦ the paths/tracks are very nice through diverse woods though involve 140m of ascent to get up to the top, and 450m

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as there's essentially no life in the village, and even despite the bus/train, the property must have adequate common spaces which given it's size is possible, plus a driver and minibus is essential, even if only rented but teh nearest rental is the main town

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in the summers the next village up (bus or 20mins bike) has a concert every Thursday at a burger bar, a wine shop that also functions as a wine bar, a riverside guinguette/cafe; in June there's a small DJ festival, and in Aug a 3-day Funk festival; also has an ongoing streetart programme with 48 artworks thus a fun little walk around combined with its market

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the river at the door isn't good though becomes narrow and rocky 40mins bike/15mins drive for a splash, else slower and wider downstream with kayaking 25mins bike
✦ good hikes and biking from the door to a ruined fort very close (being rebuilt by an association, and multiple circuits, or climbing to 600m (400m ascent)
✦ most activities would require driving, thus on-property facilities must be good which should be easy at this size
✦ the immediate countryside is not lush and lacks much variation but has lots of nice pine forests, albeit dry conditions, however…

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a short drive gives more impressive variety such as these lovely eroded pools 30mins drive (1h15 bike)

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✦ the Ardeche river with gorges and other locations down the Ceze are also 30mins, notably Les Vans, with good gorges and more kayaking/riding, plus great hikes, to 40mins for the famous Pont d'Arc and even more gorges
✦ other excursions would be an occasional daytrip at ~1h drive, for better mountain landscapes and some very nice small towns (Uzès, Andouze, Largentière), the Pont du Gard and the peak of Mont Lozere (nordic skiing)
✦ with a stopover for other sights to break the drive (from 1h30–2h), long days out bring Avignon, Ventoux, the beaches, Camargue etc into reach but these would be rare — coast is otherwise out of range, yet still possible as a two day trip staying over for those who really want it

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✦ with the bus/train several hiking circuits are possible on the hills either side of the river starting 15mins along lanes and climbing 450m; the GR44B passes the door and leads to an impressive chateau (1h biking); can reach a 1000m summit in 2h30 biking entirely offroad climbing gradually with downhill all the way back ;) similarly there's a 2h route to the small town with return by train or along the road
✦ the nearest moderate peak (1300m) is 45mins drive

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the main town of Alès is decent thanks to ongoing improvements including a new market hall, and will be 30mins by train from 2030 (5-times daily 1€) or car, versus 45mins bus currently (last 6pm) 3 afternoon services in (16h, 17:20, 18h20) except sundays thus changeover would be saturdays, and morning out (6h50, 8h, 10h20)
✦ the lovely little city of Nimes will become 1h10 making it good for a daytrip

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Paris is 4h45 travel but with changes can reach 7h total; last departure is currently midday; in future this could be 15h arriving only to the local town Nimes airport (+30mins shuttle; Ryanair) has year round service to Stansted, Brussels, plus seasonal to Luton, Dublin, Porto and Morocco; some further options including Lisbon from Montpellier (+1h train and shuttle) with most choice from Marseille (+1h15 train and shuttle; major lowcost hub) covering Poland, Portugal, Italy, Malta, Morocco, …
✦ Barcelona at ~5h30 is best by train from €40 though few trains and only in the morning, many buses including overnight; similar times from Paris with more choice of trains; the Perpignan–Montpellier high speed line will be completed in 2 phases each reducing by 20mins, the first mid 2030 and the second 2040, plus more trains

property detail ↗︎

property ✧ VISITED 10/7/26; down from 69k, 88k
✦ bought 27k 2022, so questionable increase as not notably significant works though it was in a much worse state thus labour has been extensive however compared to other properties it's just a trade off; reopening of the railway does however mean there's speculation on values even if delayed

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part of larger building split into 3; other 2 parcels (600m2 total) have someone old living on just one floor (even the next standalone building 320m2 is similar); the neighbouring parcel has min 250m2, 80m2 front garden, 25m2 back extension *2 which would be best removed for 70m2 rear courtyard
✦ would probably be an easy acquisition as viager (paying rent until death), the attic (and 2nd floor?) could prob be renovated and used immediately under such an arrangement

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one floor fully usable, kitchen, 2 bathrooms, 2 bedrooms
✦ at the reduced price the building is fair value despite the questionable state as large, has outdoor spaces, close to the town and could probably be refitted with nominal works

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has a load bearing wall along the length perhaps off middle as roof apex is not central, so could be awkward placing a hall and would need new lintels off it

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many common spaces would be available for simultaneous uses, which unlikely many other properties would allow a significant ability to escape others yet still be able to gather together for doing things
  ✧ quiet/library/coworking
  ✧ kitchen-dining
  ✧ (interconnected) lounge
  ✧ (separated) greenhouse
  ✧ (separated) cave/den
  ✧ back garden

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10 rooms, 5 pods
✦ basic: 10m2 x2 (shared bath)
✦ standard: 10m2 x2 (ensuite)
✦ plus: 14m2 x3
✦ prime: 15m2 x2 (160cm beds, larger ensuite)
✦ premium: 20m2 x1 (possible microstudio)

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whilst outdoor spaces are compact, there's two
  ✧ 85m2 front garden
  ✧ 25m2 terrace at back; this is currently 20m2 larger but only because the neighbour does not have access to that part which is theirs, due to access being from up high and a new wall having been incorrectly placed
  ✧ additionally there's a big public green space opposite which is the raised bank above the river, having trees and (except summer) grass; the river is not suitable for swimming, nor even putting one's feet in as is much lower

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ground
  ✧ 4.4m
  ✧ has a recessed tunnel at the back, a large opening at the east with a small section of tunnel that could simply be left open for the cool air, else should be blocked as is below neighbour; the central section is filled with rubble and can't be cleared, but behind the west end it could be reopened and cleared though the lintel work would be excessive
  ✧ this floor would become a large focus-coworking and library space with some chaise longue, plus a nook in the cave with a sofa; has one wide window, and 2 garage doors that would convert to windows
  ✧ some of the wooden vault beams have been reenforced with iron, and some remain to complete
  ✧ the steps are steep and awkward so would have to be rebuilt for a slightly longer span, but have a load bearing wall on both sides

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1st
  ✧ this entire floor is a great casual common space ultimately dividing into 4 interconnected spaces
  ✧ south/back has a single vault along length thus appealing, it would have a small coworking table, plus be the lounge
  ✧ connects with many openings to an outdoor passage, likely gaining a glass roof and becoming a greenhouse/solarium with a fountain (roof sliding open in summer, with basic awning)
  ✧ passage wall would then open into the notable vaulted cave, for movies, karaoke, parties,… this is under the back garden/terrace on the next floor thus well isolated as a basement of sorts
  ✧ the front/north is a large space that woudl become the kitchen-dining, with a long balcony but only briefly gets sun in the very early morning
  ✧ has stairs up at the end but these would be removed and the vault rebuilt
  ✧ wooden beams okay but columns might not hurt
  ✧ steps up would be moved for better flow

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2nd
  ✧ back garden / terrace: likely having pergola and awning
  ✧ 1 basic, 1 standard, 1 plus, 2 premium, 1 prime
  ✧ unknown beam state, some are iron, and as livable and converted should be fine
  ✧ steps up would be rebuilt and contained in the extension which would be raised

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3rd (attic)
  ✧ full new cement slab
  ✧ north side is below the ridge thus slightly taller so suitable for pods (maybe 1.3m high)
  ✧ 1 basic, 1 standard, 2 plus; 5 pods (1 as standing cell)
  ✧ 3 generous shared bathrooms, 1 with bath and window (2.3 beds to 1 bathroom)
  ✧ entry lintel needs raising

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for a cooling boost in summer the bedroom floors could have an air conduit from the basement or cave, in addition the south attic room bathroom extractors could be used

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front faces north, back south onto railway, however only the attic can see it, and the terraces/passage are below; whilst it might be considered intrusive, will only pass 12 times daily
✦ 95m2 *4; 11 x 8.6
✦ some windows seem newish wood double glazed — but an issue is that all the windows are very small, no major issue for bedrooms, and the main living space has lots of blocked openings/doors that could become glass
✦ back has a 10m2 extension carrying steps haphazardly up to the 3rd floor
✦ works are a hodge podge but adequate if not pretty
✦ the roof is okay, but looks terrible from outside due to lots of moss and dirt, a simple jetwash and nominal relaying of tiles should suffice
✦ some rafters have been replaced then broken thus need replacing again, a few tiles have been replaced

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parcel #177 292m2